Shirley North · Croydon · Croydon East constituency · 51.38642, -0.06328

SE25 4SU— Shirley North, Croydon

Location and area intelligence for SE25 4SU, Shirley North, Croydon

London's quiet achiever

 

Schools 50%Safety 77/100Transport 26/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
45
Safety
77
Schools
30
Transport
26
Environment
64
Investment
35

The bottom line

SE25 4SU offers low crime — strong value for Most buyers who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

Less suited to Families.

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Location

SE25 4SU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-13.3% vs London avg
vs London crime+34.0% vs London avg

Deep-dive guides for SE25 4SU

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How SE25 4SU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

30

Education score

Poor for families
—

Primary

Oasis Academy Shirley Park Primary

Not yet inspected · 2 min walk

—

Secondary

Oasis Academy Shirley Park

Not yet inspected · Inspected Oct 2024 · 5 min walk

P8: -0.05A8: 42.6

50% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Crosfield Nursery School

Not inspected · 12 min walk

4 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

87.0 incidents per 1,000 residents

Higher crime than 66% of London
→ Stable

+34% vs borough

Crime by type

Violence & sexual offences29%
Other27%
Anti-social behaviour17%
Burglary8%
Drug offences7%
Vehicle crime6%
Robbery3%
Theft2%

Road safety

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 104m

Crime is +34% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,329/m²
Price per ft²£588/ft²
Avg floor area65.3 m²

EPC breakdown

C
2%
D
9%
E
3%

Based on 14 properties · Confidence: medium

Street mix

Terraced 100%

LHA rates — Outer South London

Shared room£569/mo
1 bedroom£950/mo
2 bedrooms£1200/mo
3 bedrooms£1500/mo
4 bedrooms£1950/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£163,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,083
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2024 · CAGR

+7.2%

Total change

+546%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.8%

per year

Acceleration

+39.84

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £350k–£400k · 13 sales

Property Type Mix

Total: 13 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£62k£86k+38%1
Post-dot-com plateau2001–2002£62k£145k+133.9%1
GFC & correction2008–2010£210k£170k-19%1
Help-to-Buy recovery2015–2015£320k£320k+0%1
Brexit uncertainty2017–2019£220k£395k+79.5%1
Pandemic surge2020–2020£370k£370k+0%1
Rate-rise correction2022–2022£318k£318k+0%2
Current market2024–2024£400k£400k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Norwood Junction

Nearby stations

Woodside Tram StopTram
2 min walk
Blackhorse Lane Tram StopTram
7 min walk
Arena Tram StopTram
8 min walk
Addiscombe Tram StopTram
13 min walk
Norwood Junction Rail StationWindrush · Southeastern
18 min walk
No bus stops within 400m

27

Walkability score

35

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★40 min
Victoria49 min ↑
Waterloo54 min ↑
Canary Wharf55 min ↑
City56 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

7

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)2
Nearest car park303m
Santander docks (800m)0
Nearest cycle dock5.5 km

Nearby car parks

🅿️
Co-operative Food Parking· no
640m
🅿️
Dragon Quest
736m
🅿️
World Of Golf
755m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 30.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 75% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.7 km away✗ Not Green Belt✗ Not AONB46% green spaceTree canopy: 10%
More green space than 94% of London

Nearest SSSI: Croham Hurst SSSI — 4.0 km

Energy

Solar: 850 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,530 hrs/yr

Sunshine

595 mm/yr

Rainfall

22.9°C

Summer avg

3.0°C

Winter avg

Solar yield850.4 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ASHBURTON PARK MEDICAL CENTRE

ASHBURTON PARK M.PRACTICE, 416 LOWER ADDISCOMBE ROAD, ADDISCOMBE, CR0 7AG

3 min walk

90%

Recommend GP

90%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

Nearest hospitalShirley Oaks Hospital · 674 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

68

Parks (1km)

9

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Joiners Arms (497 m)

Nearest supermarketTesco Express · 518 m
4 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
1,340 licensed premises in borough380 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

678m

Post office

Nearby shops

Harrisons586 m
Select Food & Wine600 m
Ryan's Wine & Spirits654 m
Bargain Booze667 m

Nearby cafes

The New Cafe & Restaurant546 m
Eddie's Cafe568 m
Daisy's Diner627 m
Top Star Diner666 m

Nearby restaurants

Vujon380 m
Dans Garden518 m
Shirley Best Kebab526 m
Happy Dolphin541 m

Nearby pubs

The Joiners Arms497 m
The Cricketers571 m
Portland Arms914 m

Nearby gyms

Croydon Sports Arena798 m
South Norwood Leisure Centre844 m

Nearby pharmacies

Addiscombe Pharmacy622 m
Fishers Pharmacy801 m
Boots888 m
Shirley Pharmacy1.2 km

Nearby health

Rosewood Dental532 m
Shirley Oaks Hospital674 m
The Enmore Practice794 m
Croydon Dental Practice924 m
Food hygiene (5-star)62% of 37

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Investment

Investment grade, yield and market outlook

35

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,250London avg: £1,950/mo
Gross yield
3.8% (average)London avg: 3.8%Above average yield
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

23.3

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,750m
Crossrail 2 route10,611m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,248 nationally

1,436

Est. population

13,926/km²

50%

Employed

29%

Degree educated

£36,400

Median income

8.4%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

47

Community stability

Age profile

26%
20%
20%
21%
14%
Under 1826%
18–3420%
35–4920%
50–6421%
65+14%

Tenure

15%
21%
54%
Own outright15%
Own (mortgage)21%
Private rent9%
Social rent54%
Shared ownership0%
Rent free1%

Ethnicity

38%
30%
White British38%
White Other8%
Asian11%
Black30%
Mixed9%
Other4%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine27%
No car household35%
Unemployed7%
No qualifications24%

Housing tenure (Census 2021)

Social rent54%
Private rent9%

vs. London

Income vs London-13.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
2
Borough approval rate
68%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
12
Largest scheme
100 homes · The Academy (Fmr Ashburton High Sch), The Academy (Fmr Ashburton High Sch), SHIRLEY ROAD, Stroud Green Way, CR9 7AL
Pipeline pressure
NONE

Named schemes (500m)

The Academy (Fmr Ashburton High Sch), The Academy (Fmr Ashburton High Sch), SHIRLEY ROAD, Stroud Green Way, CR9 7AL100 homes
completed
40-50, 40-50, Spring Lane, Croydon, SE2514 homes
completed
Sidda House (Ground And First Floors Only), 350, Sidda House (Ground And First Floors Only), 350, Lower Addiscombe Road, Croydon, CR0 7AF11 homes
completed
196, 196, Woodside Green, South Norwood, SE25 5EW5 homes
completed
274, Portland Road, South Norwood, SE25 4SL4 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
11.9%
Ward turnout
44%
Election year
2026
MP
Natasha Irons (Labour)
MP majority
6,825
Constituency
Croydon East

Councillors

Sue BennettConservative
Mark JohnsonConservative
Richard Rishi ChatterjeeConservative

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Compare Croydon with nearby boroughs:

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Key facts for SE25 4SU

Full postcodeSE25 4SU
Postcode districtSE25
BoroughLondon Borough of Croydon
WardShirley North
Latitude51.386425
Longitude-0.063277
Parliamentary constituencyCroydon East
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey